Part 1 (OPEN TO THE PUBLIC)
REPORT OF THE DEPUTY DIRECTOR OF HOUSING AND PLANNING
TO THE LEAD MEMBER FOR HOUSING ON THE 19th AUGUST 2008 (INFORMAL)
AND TO LEAD MEMBER FOR HOUSING ON THE 2ND SEPTEMBER 2008
(FORMAL) AND TO THE LEADER OF THE COUNCIL (BRIEFING ON THE 18th
AUGUST 2008)
TITLE: LOWER KERSAL ESTATE PHASE 3 ENVIRONMENTAL IMPROVEMENTS,
LOWER KERSAL.
RECOMMENDATIONS:
The Lead Member for Housing
(i)
That Lead Member for Housing gives authority for P. Casey (Land
Reclamation) Ltd, one of the city council’s appointed contractors for
landscape works, to be appointed to undertake the Lower Kersal
Environmental Improvements Phase 3, to the following properties, 9 to 45
Kingsley Avenue, 14 and 16 Kingsley Avenue, 2 to 40 Cheadle Avenue, 1
to 41 Cheadle Avenue, 2 to 40 Bradley Avenue, 1 to 31 Bradley Avenue.
The Leader of the Council
(ii)
That the Leader of the Council gives authority for P. Casey (Land
Reclamation) Ltd, one of the city council’s partner contractors for
landscape works, to be appointed providing that the target cost and fees
fall within the approved budget allocation. The reason for this is to build
on the success of the previous two phases and ensure continuity of work
and effective use of resources.
EXECUTIVE SUMMARY:
This scheme follows on from the success of the phases 1 & 2 and will progress the
environmental works across the Lower Kersal Estate.
Following an outline sketch scheme an initial estimate of £495,019.04 was approved
by NDC Appraisal Panel on the 22nd of May 2008.
It is proposed that a target cost and guaranteed maximum price is agreed in line with
final consultations which were completed by the 25th June 2008 for the works to
Lower Kersal Estate Phase 3 (9 to 45 Kingsley Avenue, 14 and 16 Kingsley Avenue,
2 to 40 Cheadle Avenue, 1 to 41 Cheadle Avenue, 2 to 40 Bradley Avenue, 1 to 31
Bradley Avenue).
The work will be undertaken by P. Casey (Land Reclamation) Ltd, one of the city
council’s partner contractors for this category of work. It is proposed that authority is
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given for P. Casey (Land Reclamation) Ltd to be appointed and that the target cost
and fees fall within the approved budget allocation. Approval is also sought for
authorisation for P. Casey (Land Reclamation) Ltd to work on City Council properties
(Salix Homes managed).
Consents will be obtained from individual owner occupiers and Landlords included in
this phase of works, prior to commencement of the scheme.
Negotiations and formal agreement have been made with Urban Vision in respect of
feasibility & design and professional fees on behalf of NDC and in conjunction with
Salix Homes to ensure that these costs reflect genuine competitiveness and value for
money, not just in terms of this scheme, within the NDC/Salix Homes joint
environmental schemes over the next three years.
BACKGROUND DOCUMENTS:
NDC Development Framework Document
NDC Project Appraisal Form – Lower Kersal Estate Environmental Improvements
2008/09
ASSESSMENT OF RISK: Low – within this phase of works (phase 3) the work to be
undertaken does not include any road widening or engineering works and also there
are no legal agreements to be made with owner occupiers or private landlords.
Where work to private properties is required, only a license to work on the property is
needed. this is not forthcoming the contractors can move to the next eligible property
without detriment to the schedule.
SOURCE OF FUNDING: Phase 3 – Charlestown and Lower Kersal New Deal for
Communities Housing and Physical Environment Budget.
LEGAL IMPLICATIONS:
Contact Officer and Extension No: Rita Hinchliffe – Urban Vision – 779 6088.
Date Consulted: 23rd May 2008
Comments: Letters for consent to be issued to owners during consultation period
(begins 26th May 2008).
FINANCIAL IMPLICATIONS: An allocation of £495,019.04 has been budgeted for
this scheme.
Based on this budget figure, the expenditure for the project (including Urban Vision’s
fees) will be as follows:
Budget allocation
Breakdown
Contract
2008/09
£426,981.28
Balance
£15,000
Total
441,981.28
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Fees
Total Cost
£52,037.75
£495,019.08
£1,000
£16,000
53,037.75
495,019.04
It is anticipated that the partner contractor’s target cost, along with associated
professional fees will fall within the allocated budget. These have been negotiated
with Urban Vision with reference to a rolling programme of works on the Lower
Kersal Estate as a whole. The design and preparation of drawings to meet the target
cost agreement for the scheme is being undertaken at present, this also includes for
site supervision and a CDM Co-ordinator role.
Contact Officer and Extension No: Nigel Dickens - 2585
Date Consulted: 12th June 2008
Comments: No comments received.
COMMUNICATION IMPLICATIONS: The NDC will work with Salix Homes the City
Council, Urban Vision and the Contractors, to ensure communications and publicity is
prepared according to guidelines and that when the project is complete an evaluation
report and satisfaction survey are completed. All local councillors will be kept
informed of progress of the scheme and be invited to the monthly progress meetings.
VALUE FOR MONEY IMPLICATIONS: This scheme offers value for money as it
builds on the success of the previous 2 phases, in respect that it is a partnership
between the city council, NDC and the contractor. Urban Vision will project manage
the scheme as this allows learning and best practice from previous schemes to be
incorporated into future phases. This scheme is part of a continuous rolling
programme of works across the estate and will ensure cost savings with materials
and site plant and machinery. This also offers continuity of work because the
contractor can remain on site and there does not have to be a break in work between
phase 2 and phase 3 of these works.
Negotiations with Urban Vision have ensured that a competitive fee structure has
been formally agreed due to the programme of work over the next two financial
years, this gives certainty over costs and fees for the overall project not only to Urban
Vision but Contractor Partners and ensure transparent working.
This programme of works does not clash with any current or proposed plans for
decent homes work on this estate. Salix Homes and their contractors (Bramhalls) are
now completing the current phase of internal works on part of Winster Avenue, This
would have been the last phase of decent homes works. However, in light of the
recent decision to retain the homes which were subject to demolition, It is proposed
that Decent Homes works to this new phase will commence early January 2009 and
be completed later that year.
CLIENT IMPLICATIONS: Implications for the client are that because of the above
VFM implications, the client (NDC and Salford City Council) can be assured that
investment in the housing stock is maximised. All decent homes works have been
completed on the estate or will be completed on an ad hoc basis before
environmental works are completed. This investment as whole equates to work is
Decent Homes Plus and should be celebrated as excellent partnership working.
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PROPERTY: N/A
HUMAN RESOURCES: No additional staff are needed to deliver this scheme as it
will be delivered by Salix Homes staff based at the NDC.
CONTACT OFFICER:
NDC Lead Principal Officer (for client): Derek Wunderley 0161 607 8541
Urban Vision Project Manager: Aysha Iqbal 0161 779 6178
WARD(S) TO WHICH REPORT RELATE(S): Kersal
KEY COUNCIL POLICIES:
Salford Community Plan: The project will contribute towards the theme of “A city
that’s good to live in”.
Salford City Council Pledges: This project complies with pledges 1, 2, 5 and 7.
Salix Homes Business Plan “Improving Neighbourhoods, making them better” and
“Improving homes, making them Decent”
DETAILS:
1.0
Background
1.1
Phases 1 and 2 of the project is were completed by the end of June
2008. Phase 3 of this scheme consists of houses and cottage flats
constructed circa 1930. The roads involved in the scheme are: 1 to 42
Cheadle Avenue (inclusive). 1 to 40 Bradley Avenue (inclusive) 9 to 45
Kingsley Avenue (odds).These inner estate roads are narrow causing
access difficulties and there is very little opportunity for in-boundary
parking. This creates congestion for residents and concern for pedestrian
safety especially for vulnerable people. Also, on-street parking leaves
vehicles vulnerable to crime and vandalism.
1.2
Detailed consultations have been undertaken with each resident owner,
private landlord and City Council (Salix Homes) resulting in the detailed
scheme and target cost. The scheme proposal has been warmly
received by the residents, who have indicated that they do sometimes
feel “forgotten” in terms of investment. This scheme will complement the
Decent Homes work completed this year by the asset management
section within Salix Homes. Where learning has been gained from
previous schemes this will be put into practice during this and later
phases.
1.3
Charlestown and Lower Kersal Physical Environment Task Group
approved the scheme on 16th April 2008 and the Appraisal Panel
approved the details of the scheme on 22nd May 2008
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2.0
Details
2.1
It is proposed that Phase 3 will continue the successful earlier phases 1
and 2 of works. It is proposed to construct in-curtilage hard standings
and lockable metal vehicle gates where possible. Where sight and
pedestrian safety issues are a concern, appropriate fencing will be
provided; this is usually at junctions within the estate. Dropped kerbs will
be constructed for existing and proposed hard standings.
2.2
Repair and painting of the existing metal fencing (fronts only) will take
place on Cheadle Avenue to ensure health & safety for residents after
this fencing work was completed as part of an exercise to attract new
tenants a number of years ago.
2.3
Funding for this scheme will be as follows:

New Deal for Communities £495,019.04
Environmental Improvements 2008/09)
(Lower
Kersal
2.4
The standard sketch scheme consultation has been undertaken with all
directorates of the City Council and external public agencies who may be
affected.
2.5
The proposals have been viewed by the appropriate Planning Officer
(within the Housing & Planning Department) and they have confirmed
that planning permission will not be required.
2.6
Procurement for the implementation of the scheme will be P. Casey
(Land Reclamation) Ltd, one of the Council’s partner contractors for
landscape works.
2.7
This is a scheme to be implemented on a partnership basis (Urban
Vision, Contractor, Salix Homes and Client - NDC). In particular
partnering will continue to bring the following benefits:
 A long term relationship between the council and the contractor to
deliver improvements over 4 year period.
 Improved health & safety procedures
 Genuine local employment & training
 Continuous improvement & quality of work
 Enhanced customer satisfaction with Customer Liaision Officers
from Salix Homes.
 Meeting equality and diversity requirements
Conclusion
3.0
3.1
If implemented this scheme will significantly improve the immediate
environment for local people. It will also provide residents with enhanced
security in terms of in-curtilage parking and lockable gates. It will also
enable residents to use their streets more safely with more vehicles off
the road. Staff will work with residents to identify communal areas of long
term concern.
3.2
Authority is therefore sought for P. Casey (Land Reclamation) Ltd, one of
the city council’s appointed partner contractors for landscape works to
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undertake the Lower Kersal Estate Environmental Improvements Phase
3, works to commence August 2008.
Tim Field – New Deal for Communities, Chief Executive
Bob Osborne – Deputy Director Housing & Planning
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